# 119-s-4080: Rental Housing Investment Act

119-s-4080, Rental Housing Investment Act, is a 119th Congress bill sponsored by Sen. Blunt Rochester, Lisa [D-DE] (D-DE); status introduced; PRIA reads it as touching household money (as of 2026-06-05).

- Canonical: https://policyrisk.com/legislation/119-s-4080
- As of: 2026-06-05
- Plain-text twin of the page above; the HTML and this file carry the same facts.

## Facts
- Bill: 119-s-4080
- Congress: 119
- Title: Rental Housing Investment Act
- Status: introduced
- Introduced: 2026-03-12
- Sponsor: Sen. Blunt Rochester, Lisa [D-DE] (D-DE)
- Cosponsors: 0
- Policy area: Taxation
- Touches household money: yes
- Last recorded action: 2026-06-05

## Summary

**Large immediate depreciation for new long-term residential rental properties.** This bill would let taxpayers elect a big first-year depreciation allowance for multi-unit rental buildings placed in service in the United States. - Developers and investors would be able to claim a first-year deduction equal to the lesser of the number of dwelling units times $150,000 or 100% of the building's adjusted basis (land excluded). This reduces taxable income in year one for qualifying projects. - Projects that meet the low-income housing rules in Section 42(g)(1) could use a higher per-unit cap of $250,000, but an owner who stops meeting those affordable-housing requirements during a 15-year window faces recapture rules. - The break applies only to properties with at least 2 units whose original use begins with the taxpayer, requires an election on the tax return that is generally irrevocable, and calls for IRS guidance and certification; special rules affect the Alternative Minimum Tax and a 10-year recapture if the property ceases qualifying sooner.

## Provisions PRIA read

- Big first-year tax break for landlords: mixed, high. If enacted, rental property owners would be able to elect a large first-year depreciation deduction for qualifying multi-unit residential buildings. The allowance would be the lesser of (A) the number of dwelling units times $150,000 (or $250,000 per unit if the property is in an eligible affordabl…

## Related bills

- 119-s-3923: Weather Research and Forecasting Innovation Reauthorization Act of 2026
- 119-s-5283: Momnibus Act
- 119-s-3990: PrEP Access and Coverage Act of 2026
- 119-s-2823: FAMILY Act
- 119-s-3869: Healthy Families Act
- 119-s-51: Washington, D.C. Admission Act

## Sources
- [119-s-4080 on Congress.gov](https://www.congress.gov/bill/119th-congress/senate-bill/4080)

## Related
- [119-s-3923: Weather Research and Forecasting Innovation Reauthorization Act of 2026](https://policyrisk.com/legislation/119-s-3923)
- [119-s-5283: Momnibus Act](https://policyrisk.com/legislation/119-s-5283)
- [119-s-3990: PrEP Access and Coverage Act of 2026](https://policyrisk.com/legislation/119-s-3990)
- [119-s-2823: FAMILY Act](https://policyrisk.com/legislation/119-s-2823)
- [119-s-3869: Healthy Families Act](https://policyrisk.com/legislation/119-s-3869)
- [119-s-51: Washington, D.C. Admission Act](https://policyrisk.com/legislation/119-s-51)
- [All bills in Congress](https://policyrisk.com/legislation)

Source: PRIA, https://policyrisk.com/legislation/119-s-4080 (as of 2026-06-05).